Main Street, Kilmeedy, Co. Limerick, V42 E421
3 homes sold nearby. See what they went for — and what to bid on this one.
€200,000 · 2 Bed · 1 Bath · Detached
Some listing details are missing · add them to improve the analysis
Market Position
Significantly Above Local Sales
At €200,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high. A structured bid strategy is critical. Percentile unavailable (insufficient asking-price comps) — using median positioning only.
3 closed sales nearby · 31mo recency · Low confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
Bid Model Unavailable
Not enough closed transaction data for this property.
We found 3 comparable transactions within 5.0km over the past 36 months. A minimum of 3 is required to derive a statistically reliable bid strategy. Purchasing a report is not available for this property.
This can happen for properties in lower-turnover areas or very specific property types. Check back as new transactions register on the Property Price Register, or search for a nearby comparable property.
Price Distribution Analysis
3 verified closed sales within 5.0km · 36 months. Filters broadened to increase sample size.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position.
Financial Exposure · 27% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€200,000
Above transaction median
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · Low
3
Transactions Analysed
Within 5.0km
31 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
Low
Confidence Level
Sale prices in this area vary more than usual, so there is some uncertainty in the figures. Bid conservatively and in small increments.
Limited recent transaction volume reduces trend precision. Strategy remains anchored to closed-sale distribution.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 3 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| Kilmeedy, Co Limerick, Limerick | 2024-01-26 | 102m² | |
| Gortnacrehy, Kilmeedy, Limerick, Limerick | 2023-08-31 | 56m² |
Transactions within a 5.0km radius and 36-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Rating: The property has a 'C' BER rating, which is average but offers scope for improvement to increase value and reduce energy costs.
Upgrade Potential: To improve from a C BER to a B2 rating, estimated costs would range from €8,000 to €12,000, potentially increasing the property's value by €15,000 to €20,000.
Energy Cost Savings: With a C BER, annual energy costs are estimated at €1,400-€1,800; upgrading to a B2 could reduce this by €600-€1,000 annually compared to a D-rated property.
Hypothesis: Given the C BER rating, focusing on insulation upgrades and efficient heating systems could significantly enhance the property's appeal and saleability, especially as the number of comparable properties with lower BER ratings in the immediate vicinity is likely to diminish as energy efficiency becomes a primary buyer consideration.
Amenities
Connectivity: Kilmeedy is not directly served by major public transport routes like Luas, DART, or specific Dublin Bus routes; closest major hubs would require significant travel.
Local Services: Access to essential services such as schools (e.g., Ballyhahill National School within a reasonable drive), healthcare (e.g., St. Ita's Community Hospital in Newcastle West), and basic retail would necessitate car travel.
Rural Setting: The property is situated in a rural setting with limited walkability to extensive amenities; local walking routes would primarily be country roads.
Hypothesis: The rural location of Kilmeedy, while offering a quieter lifestyle, presents a significant challenge for buyers seeking extensive public transport links and a high density of amenities, suggesting that its primary appeal will be to those prioritizing space and tranquility over urban convenience, potentially limiting its buyer pool and impacting resale velocity.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.